16, THE REEDS, WELWYN GARDEN CITY, AL7 3BN - £367,000

16 THE REEDS is a midsized extended detached house of 129m², built sometime between 1991 and 1995. It was last sold for £367,000 in March 2011, which was around 31% below the average March 2011 detached price in the Welwyn Hatfield local authority area. The most recent EPC inspection was January 2011, where the current energy rating was D, and the potential energy rating was C.

16 THE REEDS Sold Prices

Land registry data shows five sales for 16 THE REEDS since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Welwyn Hatfield local authority area for the corresponding sale date. All of the five 16 THE REEDS sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2011 25 MAR	£367,000	£534,177	31% below HPI
2003 20 AUG	£280,000	£410,640	32% below HPI
2001 5 DEC	£238,000	£330,269	28% below HPI
1996 6 NOV	£122,500	£171,600	29% below HPI
1995 8 DEC	£124,995	£159,149	21% below HPI

16 THE REEDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Welwyn Hatfield local authority area over time, sourced from the HPI. The five 16 THE REEDS sales between December 1995 and March 2011 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the August 2003 sale was for 32% below the HPI. So the extrapolation line tracks at 32% below the HPI over time, until the March 2011 sale, where it rises to 31% below the HPI. The line then continues to track at 31% below the HPI.

How Large is 16 THE REEDS?

16 THE REEDS is 129m², which includes one extension, according to the EPC inspection conducted in January 2011. This puts it in the largest 50% of detached houses in Welwyn Garden City, based on EPC data. The below chart shows the distribution of detached houses by size in Welwyn Garden City, and where 16 THE REEDS lies on this distribution: 53% of detached houses are smaller than 16 THE REEDS, and 47% of houses are larger. Note that EPC data is not available for all properties in Welwyn Garden City.

16 THE REEDS: Plot and Title Map

16 THE REEDS sits on a plot of roughly 0.075 of an acre, or 304m². The below map shows the location of 16 THE REEDS, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 16 THE REEDS). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 16 THE REEDS?

16 THE REEDS is located in WELWYN GARDEN CITY, in the AL7 postcode district. The below map shows the position of No. 16 on THE REEDS.